Thinking about adding a second story to your home? It’s a big decision that could transform your living space, but not without challenges. Homeowners often struggle between needing more room and not wanting to lose outdoor space.
At Custom Built, we understand the frustration of feeling cramped in your home. With over 15 years of experience, we know how to navigate the pros and cons of major remodels like second-story additions.
In this article, we’ll help you weigh the benefits and drawbacks so you can decide if adding a second story is the right choice for your family:
Pros
- Increases Living Space Without Expanding the Footprint
- Enhances Property Value
- Improves Views and Natural Light
- More Customization Options
- Opportunity for Multi-Generational Living
Cons
- High Cost
- Extended Construction Time
- Structural Limitations
- Zoning and Permit Challenges
- Disruption to Daily Life
Pros of Adding a Second Story
1. Increases Living Space Without Expanding the Footprint
Building up instead of out allows you to expand your home’s square footage and, in some cases, even double it without losing yard space. This can be a perfect solution for families who want to preserve outdoor areas or are restricted by zoning laws. However, this benefit depends on the foundation's quality—your current foundation must be strong enough to handle the added weight.
- Foundation Evaluation: Ensure the current foundation can support the extra weight. Consider hiring a structural engineer to assess if reinforcement is needed.
- Efficient Layout: Maximize the new space by creating functional room layouts. Think about how the second floor will flow with the rest of your home to avoid awkward transitions.
- Accessibility: Plan for easy access, especially if family members have mobility issues. If needed, you might want to consider wider staircases or space for a future elevator.
2. Enhances Property Value
A second story expands your living area and can increase your home's resale value, as a home with four bedrooms and two bathrooms is generally more attractive to buyers. In fact, according to Smart Remodeling, LLC, you can recoup around 65% of your second-story remodeling costs at the time of sale.
However, be mindful that you might not fully recoup your investment when you sell, especially in certain markets.
- Room Placement: Focus on adding high-value rooms like an additional bedroom, master suite, or second bathroom to boost resale potential.
- Matching Aesthetic: Ensure the second story blends with the original architecture and exterior design to maintain curb appeal.
- Energy Efficiency: Invest in energy-efficient windows and insulation to keep the new space cost-effective and appealing to future buyers.
3. Improves Views and Natural Light
A second story often opens up opportunities for larger windows and better views. This can allow for a dramatic two-story living room with a bank of windows, transforming how light flows through your home. It also allows you to enjoy sweeping views of your neighborhood or backyard, which can significantly enhance your home’s appeal.
- Large Windows: Add larger windows or floor-to-ceiling options to maximize views and natural light.
- Skylights: Consider adding skylights or solar tubes to increase light in areas like hallways or bathrooms that may not have direct window access.
- Orientation: Consider positioning the second-story rooms to capture the best views and sunlight throughout the day, optimizing lighting and scenery.
4. More Customization Options
With a blank slate above your current home, your customization options are nearly limitless. Whether it’s an additional primary suite, a large great room, or extra bedrooms, the second floor can be designed to meet your family’s specific needs. You just need to ensure the design stays within the structural capabilities of your home, especially if you want features like a soaker tub or other heavy fixtures.
- Open Floor Plan: Design versatile spaces that can be reconfigured as your needs change, such as a home office that can later become a bedroom.
- Personal Touches: Customize the second floor with features like a reading nook, built-in shelving, or a bonus room tailored to your family's needs.
- Structural Considerations: Ensure that your customization ideas, like a jacuzzi or large furniture, are supported by proper structural planning, especially for heavy items.
5. Opportunity for Multi-Generational Living
A second-story home addition can also provide the opportunity for multi-generational living. As families grow and evolve, additional living space to accommodate aging parents or adult children becomes more pressing.
By adding a second story, you can create separate, private living quarters without disrupting the main flow of the home. This layout allows for close family support while maintaining each family member's independence. Whether it's an in-law suite or extra bedrooms and bathrooms, the added space allows you to adapt to changing family needs over time.
- Private Entrances: You can design the second story with a separate entrance, allowing family members to come and go independently without disturbing others in the home.
- Customized Layouts: The second-story space can be tailored to include a kitchen, bathroom, and living areas, giving each family member their own fully functional living quarters.
- Soundproofing Options: By incorporating soundproofing materials, you can ensure privacy and minimize noise between floors, enhancing comfort for all family members.
Cons of Adding a Second Story
1. High Cost
Adding a second story is not a low-cost solution. You’re not just adding walls and a roof—you’ll need to remove the existing roof, retrofit the structure below, tie everything together, and possibly reinforce the foundation.
On top of that, even though you may not be touching the first floor, every room on that level will likely require repairs like repainting or drywall work. Specialized equipment and engineering expertise will also increase the cost.
With these details in mind, you can expect to spend between $100,000 - $400,000 on your second-story home addition.
2. Extended Construction Time
This is not a quick project. A second-story addition can take 5-7 months to complete. During this time, your home will be in a construction zone, and you’ll likely need to live elsewhere for at least part of the process. With the roof removed and work happening throughout the house, living on-site might not be practical.
3. Structural Limitations
Older homes in Michigan often have foundations made from fieldstone, which can be a challenge when adding a second story. These foundations don’t always meet modern engineering standards, and you may be unable to safely support the additional weight. A structural engineer must evaluate the existing structure, considering factors like snow load and the soil beneath the foundation.
4. Zoning and Permit Challenges
Local zoning laws and HOA regulations may limit how high you can build. Some areas restrict homes to a certain height above grade or have green space-to-hardscape ratios that must be maintained. It’s essential to verify these requirements before planning a second-story addition.
For example, in Lansing, residential structures cannot exceed 35 feet in height (2.5 stories).
5. Disruption to Daily Life
Adding a second story will inevitably disrupt your daily life. Not only will you be dealing with noise, dust, and the general inconvenience of a construction site, but your home’s heating and cooling systems will likely need an upgrade. Most furnaces and air conditioners are sized for the original square footage of the home, meaning they’ll need to be replaced or supplemented to handle the increased load.
Next Steps to Adding a Second Story to Your Home
If you’re feeling cramped in your home but don’t want to sacrifice your outdoor space, a second-story addition might be the solution you're looking for. Adding more square footage can give you the extra room you need without expanding your home's footprint. However, it's important to consider the costs, structural limitations, and extended construction time before moving forward.
By reading this article, you now know more about the pros and cons of adding a second story to your home - letting you evaluate your remodeling options and contribute to making a sound decision.
At Custom Built, we understand the challenges of planning a major remodel like this. With over 15 years of experience, we’ve helped countless homeowners navigate the complexities of second-story additions while balancing their needs, budget, and space limitations.
Ready to explore this option for your home? Contact our team today to learn how we can help you design and build the perfect second-story addition for your family.
Now that you know more about the pros and cons of adding a second story to your home, let’s explore how to build an addition for aging-in-place, how much your project will cost, and how to upgrade your home addition:
- How To Build a Home Addition for Aging Parents in Michigan - Discover how to build a home addition that is comfortable and exciting for your golden years.
- How Much Does a Home Addition Cost at Custom Built? - Explore the costs behind the home additions you just learned about, complete with essential factors influencing the price.
- 5 Top Ways to Upscale Your Home Addition in Lansing, MI - From heated flooring to skylights, this article explores how to elevate your home addition and create an elegant living space for years.
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